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CUP No. 04-24, DA No. 04-03, TTM No. 04-05, VA No. 04-11, ZOA No. 04-05 and SPR No. 04-06 November 22, 2004 Page 11 contribution for the restriping of the southbound approach along Grand Avenue at Dyer Road to provide one exclusive left turn lane, one shared left turn lane and one exclusive right turn lane will be made. Also, a fair share contribution for the restriping of the southbound approach of Imperial Promenade to provide two exclusive left turn lanes, a shared left turn-through lane and dual right lanes will be made. Based on earlier Planning Commission discussions, the feasibility of a pedestrian bridge linking the MacArthur Place and Hutton Center developments was analyzed. The City's consulting urban designer studied the intersection and considered impacts to the Geneva Commons and Nexus projects and right-of-way in producing six alternatives and cost estimates for a bridge across MacArthur Boulevard (Exhibit 12). The study concluded that, although a bridge is feasible, existing and future pedestrian counts might not justify a bridge at this intersection. Conclusion The Geneva Commons project is in compliance with the policies outlined in the General Plan Land Use Element and will help preserve the identity and integrity of MacArthur Place as a maj or development proj ect by assisting in the development of this site. The development of this site with high quality design, materials and finishes, the inclusion of public art, and the creation of pedestrian linkages to the other MacArthur Place developments will help in energizing and strengthening the southern gateway to the City. Geneva Commons will reinforce an active, vibrant urban lifestyle envisioned when the MacArthur Place District Center plan was adopted in 1987. Additionally, the project will be of direct benefit to the community by providing additional housing opportunities in the City and by contributing toward improvements to the Sandpointe area. Therefore, based upon an analysis of the project and the project's compatibility with the City's General Plan and applicable development standards, staff recommends that the Planning Commission recommend City Council approval of Conditional Use Permit No. 2004-24 as conditioned, Development Agreement No. 2004-03, Tentative Tract Map No. 2004-05 as conditioned, Variance No. 2004-11 as conditioned, Zoning Ordinance Amendment No. 2004-05 and Site Plan Review No. 2004-06 as conditioned (Exhibits 13 through 19) . 75C-18